80 Queen Street
Joint Design Team Woods Bagot with Warren and Mahoney, won a limited design competition to design the new headquarters of the Bank of New Zealand in Auckland. This premium grade office tower occupies a unique city block bounded by Queen and Shortland Streets, Fort Street and Jean Batten Place. Comprising four levels of underground parking and seven levels of podium commercial office space, the main glass tower building rises behind the old façade of the historical seven-storey Jean Batten Building. This building is the most environmentally sustainable commercial office building in the country and pioneered the development of the New Zealand Green Building Council rating system. The 80 Queen Street tower is Auckland’s most advanced Environmentally Sustainable commercial building, utilising ventilated facade technology and grey water recycling. New test methods of measurement were adopted, and informed the floorplate design process. Large podium floorplates are suitable for the single key tenant and smaller tower floors are aligned to the Auckland speculative commercial office market. Winter gardens and six levels of interconnecting voids animate the podium spaces to deliver a workplace that enables cultural change and improved productivity. MANAGEMENT • 96% of waste was recycled • 75% of construction waste reused or diverted from landfill • Extensive commissioning and building tuning INDOOR ENVIRONMENT QUALITY • External air provided at a rate of 100% above the NZ Green Building Council requirement • Monitoring system to measure ambient indoor air quality • External views and natural light maximized through solar penetration studies • Light levels and high frequency ballasts used to improve occupancy comfort • Individually controllable zones • Low ambient noise levels • Paints and adhesives with low or no VOC • Low formaldehyde composite wood products used ENERGY • Reduction in operational energy and CO2 emissions • High performance facade with latest low ‘E’ glass and triple glazing to reduce solar loading • Twin facade on west elevation with automatic louvers to regulate airflow through the cavity • High efficiency variable speed drive chiller, pumps and fans that reduce electrical demand during peak periods • Efficient T8 lamps with individual switches and small zone lighting control • Metering and sub metering systems TRANSPORT • 25% of car parking spaces designated for small cars • Bicycle storage and shower facilities provided WATER • Significantly reduced potable water usage to 6 litres/day/person • Use of an efficient cooling tower • Rainwater collection and recycling to flush WCs • Waterless urinals, sensor taps and water efficient fittings • Water meters installed for alarmed leak detection MATERIALS • Dedicated storage for separation, collection and recycling of office waste • Office fit out fully integrated with base building works • PVC reduced in excess of 60% by cost • Timber products from sustainable sources Challenges: The design was to achieve a 5 Star Green Star rating from the New Zealand Green Building Council. Retention of the heritage façade of the Jean Batten Building (circa 1930), and retaining part of the building fabric into the new development, created a different workplace experience for the key tenant across a single floor plate. Basement car parking is located 4 storeys below the surrounding water table and within an area of reclaimed land thus presenting challenges to the construction method adopted. The building is located on an ‘island’ site and presents itself on 4 different street frontages. Solutions: Use of technically advanced low-e coated double glazed facades. Integration of a ventilated façade to the western elevation. Basement construction adopted a top-down approach whereby each level was progressively excavated, then constructed to provide lateral support to the site retention, until reaching the final basement level. The building is modulated in response to each street frontage and respects its neighbours through its scale and materiality, while still being a modern glass building. Results: Optimisation of workplace efficiency through the adoption of a centre core in the Podium levels, and side core in the Tower Successful retail spaces created within the ground floor of the heritage building. Massing of building elements helps to break down the scale and address individual street frontages. Fully tenanted upon completion. Selection of Project Data: Awarded 5 Star Green Build as-built by NZGBC Potable water usage reduced to 6 litres/day/person Fresh air to tenant floors exceeds the minimum requirements by 100% 75% of construction waste reused or diverted from landfill Fully integrated office fit out with base building construction


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Building Activity

  • Nadezhda Nikolova
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